Questions to Ask Before Buying New Construction in Doral: Complete Checklist

By Elizabeth Costa  Top Real Estate Agent in Doral, Florida | The Keyes Company
15+ years of experience · 300+ closed transactions · Bilingual: English & Spanish · 

Why These Questions Matter in Doral's Market

The builder's sales team is trained to answer the questions buyers ask. The problem is that most buyers don't know which questions to ask — so they leave the sales office with a brochure, a floor plan, and a price sheet that doesn't tell the full story.

In Doral, Florida's most active new construction market in Miami-Dade County, the gap between the base price and the total cost of ownership can easily reach $60,000–$130,000. The contract protects the builder. The sales rep's job is to close. Your job — and your buyer's agent's job — is to ask every question before you sign anything.

This checklist is built from 15+ years of guiding buyers through new construction transactions in Doral, Coral Gables, and across Miami-Dade. These are the questions that surface the information builders don't volunteer.

Questions About the Builder & Developer

Before you evaluate the floor plan, evaluate the company building it.

Builder Reputation & Track Record

• How many homes has this builder completed in Miami-Dade County? — National builders with Florida divisions (like Lennar) have extensive local track records. Smaller regional developers may not.
• Are there completed communities in Doral or Miami I can visit? — Walk a finished community from the same builder. Talk to residents if possible.
• What is the builder's Better Business Bureau rating? — Search the company name and "complaints" before your first visit.
• Has this builder been involved in any construction defect litigation in Florida? — Florida public court records are searchable. Your real estate attorney can run this check.
• Who is the actual developer vs. the builder? — In some Doral communities, the land developer and the home builder are different entities. Know who carries which responsibilities.

Community Sales Velocity

• How many homes have sold in this community so far?
• How many remain unsold? — A community with 40% unsold inventory has different price pressure than one that's 90% sold.
• What is the expected completion date for the full community? — Active construction next door for 3 more years affects your quality of life and resale value during that period.

Questions About the Community & HOA

HOA Structure & Fees

• What is the current monthly HOA fee?
• What does the HOA fee cover? — Insurance on common areas, landscaping, amenities, security, cable/internet. Some communities include significantly more than others.
• What is the HOA reserve fund balance? — A healthy reserve fund means less risk of special assessments in the first few years.
• Has the HOA fee increased in the past 3 years? By how much?
• Are there any pending special assessments?
• What are the HOA rental restrictions? — If you plan to rent the home at any point, confirm minimum lease terms and whether short-term rentals (Airbnb/VRBO) are permitted.

CDD Fees

• Does this community have a Community Development District (CDD)?
• What is the current annual CDD assessment per home? — CDD fees appear on your annual property tax bill, not in the HOA line. In some Doral communities they range from $800–$3,500/year.
• When does the CDD bond pay off? — CDD fees are tied to infrastructure bonds. Ask when the bond retires and fees drop.

Community Amenities & Rules

• What amenities are included and when will they be complete? — Pools, fitness centers, and parks are sometimes not finished until later phases.
• What are the pet restrictions?
• What are the parking rules? — Some Doral communities restrict commercial vehicle parking or limit driveway modifications.

Questions About the Contract

Builder contracts are written by the builder's attorneys to protect the builder. These are the questions that expose the terms most buyers don't read carefully enough.

Earnest Money

• How much earnest money is required and when is it due?
• Is the earnest money refundable if I can't secure financing?
• What happens to my earnest money if the builder can't deliver the home?
• Is earnest money held in escrow by a neutral party?

Closing Date & Delays

• What is the estimated closing date?
• What is the maximum delay allowed under the contract before I can cancel? — Many builder contracts allow 12–24 months of delay before the buyer has cancellation rights.
• If the closing is delayed, am I responsible for rate lock extension fees?
• What constitutes a "force majeure" delay under this contract?

Price & Changes

• Is the purchase price locked once I sign? — Most builder contracts lock the base price but allow for material cost escalation clauses. Read this section carefully.
• What is the deadline for selecting design center upgrades?
• Can I make changes to the floor plan after signing?

Questions About Financing & Incentives

Builder Incentives

• What incentives are currently available?
• Do these incentives require me to use the builder's preferred lender?
• What incentives are available if I use an outside lender? — Sometimes the difference is smaller than it appears once you compare total loan costs.
• When do current incentives expire?

Builder's Preferred Lender

• What is the interest rate and APR from the preferred lender today?
• What are all lender fees and closing costs through the preferred lender?
• Can I get a competing quote from an outside lender before deciding? — Always compare. The incentive credit may not offset a higher rate over the life of the loan.
• What is the rate lock structure and what happens if closing is delayed past the lock period?

For a full breakdown of financing options, read: How to Finance New Construction in Doral

Questions About the Construction Process

Timeline & Access

• What are the construction phase milestones and estimated dates for each?
• Can I visit the home during construction? — Most builders allow scheduled visits with a sales rep escort. Confirm the process.
• Can I hire a third-party inspector for phase inspections? — The answer should always be yes. If a builder refuses phase inspections, that is a significant red flag.
• Who do I contact if I have concerns during construction?

Materials & Standards

• What building materials are standard for exterior walls, roofing, and insulation?
• What impact-resistant window rating is standard? — In Miami-Dade County, hurricane-impact windows are required. Confirm the rating and whether upgrades are available.
• Are the appliances included in the base price? What brand and model?
• What plumbing fixtures are standard vs. upgrade?

Questions About Hidden Costs

• What is included in the base price vs. what requires an upgrade? — Ask for the base specification sheet in writing before visiting the design center.
• What are the lot premiums for the lots I'm considering?
• Are impact fees included in the purchase price or due separately? — Miami-Dade impact fees can add $4,000–$12,000 per unit.
• What are the one-time HOA setup and transfer fees due at closing?
• What is the estimated property tax for this home in Year 1 vs. Year 2? — Year 1 taxes are often based on incomplete assessment values. Year 2 typically increases significantly after full reassessment.
• Does the base price include window treatments, garage storage, or landscaping beyond the minimum required?

For a complete breakdown: Hidden Costs of Buying New Construction in Doral: What Most Buyers Don't Budget For

Questions About Warranties

Florida law requires certain minimum builder warranties on new construction. Understanding exactly what's covered — and what isn't — is essential before closing.

Florida Statutory Warranty Requirements

Additional Warranty Questions

• Is the warranty transferable if I sell the home? — A transferable structural warranty is a selling point in resale.
• What is the response time commitment for warranty claims?
• Does the builder have a dedicated warranty department or is it handled by the sales office?
• What is excluded from the warranty? — Most builder warranties exclude cosmetic issues, normal settling, and damage caused by buyer modifications or neglect.

Master Checklist: All 40+ Questions at a Glance

Print or save this table and bring it to every builder sales office visit in Doral.

How to Use This Checklist at the Sales Office

1. Register your buyer's agent before your first visit. Your independent buyer's agent must be registered at the sales office on your very first visit. If you walk in without your agent, you may permanently forfeit your right to representation — at no cost to you.

2. Ask for written answers, not verbal ones. Any number — HOA fees, CDD assessments, closing costs, incentive credits — should be provided in writing. "I'll follow up by email" is an acceptable answer. Verbal numbers that change at contract signing are not.

3. Separate the spec sheet from the marketing brochure. Ask for the standard specification sheet — the document that lists exactly what is included at the base price. The brochure shows the model. The spec sheet shows what you actually get.

4. Ask about what isn't included before asking about what is. The most useful questions start with "what is NOT included in the base price?" and "what additional costs should I expect beyond this number?"

5. Visit a completed community before signing. Ask the sales rep which of their completed Doral communities you can visit. Walk the streets, look at the landscaping after 1–2 years, and if possible, speak with a homeowner about their experience with the warranty process.

6. Have your buyer's agent or a real estate attorney review the contract before you sign. Builder contracts are long, complex, and written to protect the builder. An independent review is not an extra cost — it's standard practice for an informed buyer in Doral.

Frequently Asked Questions

Elizabeth Costa Top Real Estate Agent in Doral, Florida | The Keyes Company ☎ (786) 949-3971 ✉ elizabethcosta@keyes.com 📅 Schedule a private consultation Florida License #3234205 · 15+ years · 300+ closed transactions · Bilingual EN/ES Office: 4191 NW 107th Ave, Doral, FL 33178 Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities